45 (1F1), Learmonth Avenue, Edinburgh, EH4 1BT

The property

Stuart & Stuart are proud to present this well-presented southwest-facing first floor flat which enjoys two bedrooms, two reception rooms and shared access to a wonderfully expansive garden. Boasting a prime city position in ever-desirable Comely Bank. Inside, the well-proportioned accommodation is attractively presented throughout and enhanced by a favourable south-westerly facing aspect, whilst externally, the property enjoys access to substantial, neatly-kept communal gardens. Accessed via a communal stairwell with secure entry, the flat opens into a superbly spacious hall (with storage) flowing through to a generous bay fronted living room. Benefiting from the afternoon and evening sun and impressive views of the nearby renowned Fettes College, the living room’s inviting, airy ambience is heightened by pastel toned décor, supplemented by plush carpeting. An elegant fireplace with a coal-effect fire brings a homely touch to the space, whilst a built-in cupboard provides good storage. Across the hall, reflecting the living room’s pleasant decorative finish is a further versatile reception area for relaxing and/or dining. The room offers tranquil garden views and excellent built-in storage, whilst also affording access to the adjoining kitchen. Also overlooking the garden, the kitchen is equipped with an array of contemporary beech effect cabinets, accompanied by an integrated oven and a gas hob (with a stylish chimney-style hood), a freestanding washing machine and a dishwasher, and space for a fridge freezer. Also located within the flat are two double bedrooms; the larger of which is complemented by a sunny south-westerly facing aspect and incorporated storage. Finally, tiled in blue tones, is a bright bathroom comprising a WC, a pedestal sink and a curved bathtub with an overhead shower. Gas central heating and newly-installed double glazing throughout ensure optimum comfort and efficiency all year round. Externally, to the rear of the building, lies a vast communal garden, neatly laid to lawn. Controlled on-street parking (Zone N3) can be found to the front of the building.